I am nearing exchange of contracts for my maisonette in West Croydon and the estate agent has just telephoned to warn that the purchasers are switching law firm. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a leading lender only work with certain solicitors rather the firm that they want to choose for their conveyancing in West Croydon ?
Lenders have always had panels of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
We are buying a flat and require a conveyancing solicitor in West Croydon who is on the UBS conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in West Croydon.
My wife and I own a 4 bedroom Victorian house in West Croydon. Conveyancing lawyer acted for me and Britannia. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Croydon and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who completed the work.
How does conveyancing in West Croydon differ for new build properties?
Most buyers of new build residence in West Croydon contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in West Croydon typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Croydon or who has acted in the same development.
How easy is it to use the search facility to choose a conveyancing practitioner in West Croydon on the authorised to act for my bank?
Step one is to choose a lender such as Barclays , Leeds Building Society or Britannia then type in your preferred area such as West Croydon. Conveyancing practices in West Croydon and beyond will then be shown.
My partner has suggested that I instruct his conveyancing solicitors in West Croydon. Do I follow his advice?
Much as we are happy to recommend a West Croydon conveyancing lawyer it’s preferable to select a conveyancing lawyer is to seek referrals from friends or relatives who have experience in using the conveyancer that you are are thinking of instructing.